Wembley

Perhaps best-known for its sporting and entertainment credentials, Wembley actually has plenty more strings to its bow. The world-famous Wembley Stadium and revamped SSE Arena are certainly highlights, but the area has been transformed in recent years into a highly appealing residential neighbourhood. Significant redevelopment works have seen Wembley emerge as a stylish and contemporary hotspot with a varied selection of award-winning new homes, bucketloads of culture and a surprisingly well-developed foodie scene.

Thanks to its melting pot of nationalities, Wembley is something of a window onto the world. Wembley restaurants traditionally spanned spice-scented tandooris and exotic Middle Eastern eateries, with Polish delis and oriental health stores dotting the high streets. Now, casual and fine dining options have been added to the menu, along with dozens of street food vendors and even a bakery school by renowned Borough Market bakery Bread Ahead. Truly a foodie heaven with something for everyone.

4.27
Average Location Score

Excellent

50%

Very Good

30%

Average

16%

Disappointing

3%

Very Poor

1%

Best places to live in Wembley

HomeViews Top Rated Development ranking takes into account the Star Rating and HomeViews Transparency Rating of every development in the area

New flats in Wembley

Where is Wembley?

Wembley sits within the borough of Brent in North East London – reputed to be one of the capital’s most diverse localities. It’s just 10 miles from central London and, although incredibly well-connected, it’s also got plenty of open spaces that feel more rural than you’d think. Away from Wembley’s energetic centre, pockets of tranquillity are easy to find. Beautiful parkland can be found at King Edward VII Park and Fryent Country Park, while Brent Reservoir is a peaceful stretch of water edged by woodland and wild flowers. As a site of Special Scientific Interest it’s a great place to discover the local flora and fauna. Wembley Park’s new residential developments also boast plenty of landscaped gardens and green spaces for residents and locals to enjoy.

The Wembley Park regeneration

Although the Wembley Stadium arch still dominates the skyline, it now has plenty of architecturally-impressive neighbours. Most of these gleaming towers sit within the Wembley Park neighbourhood – previously known as Wembley City. This enormous regeneration project is now the epicentre of the entire area. Led by esteemed developer Quintain, this huge regeneration project has birthed thousands of new homes, as well as new dining and entertainment venues, a string of artists’ studios and a buzzing community hub called The Yellow. There’s also a new theatre – the 2,000-seat Wembley Park Theatre opened in October 2019 with a programme of smash-hit West End productions, high-profile comedy and regular live music in the Studio 5ive performance space.

20,000 people are expected to call Wembley Park home by 2027. The area’s new residential properties come with a generous serving of landscaped grounds, new parkland, squares and even a tree-lined boulevard. This gives the neighbourhood a lovely safe feel that makes it perfect for walking and exploring. Scroll down for some of Wembley’s best new developments according to resident reviews on HomeViews.

Wembley at night

Developments to rent in Wembley

Quintain Living (formerly known as Tipi) operates four of the five highest-rated Wembley developments on HomeViews: Montana & Dakota, Alameda, Ferrum and Alto. All are available on a rental-only basis, with Quintain Living perks that include no fees or deposits, Wi-Fi and bills included, plus a round-the-clock support team. The result? Impressive reviews from tenants clearly enjoying their Wembley Park experience.

We love the service provided by Tipi. We’ve gotten so used to a concierge service, the free events put on for us and the occasional free tickets that we don’t know how we’ll come when we inevitably leave.” – Sam A, Quintain Living resident

The location of the development is great: close to transport, food and groceries. The apartment being a new build is quite nice. The insulation also seems quite great – we hardly need to turn on the heater. The flat is not too expensive compared to ones closer to Central London, but I’ve heard it’s more expensive than neighbouring non-Tipi flats.” – Tenant V, verified resident at Montana & Dakota

Tipi has been by far the easiest company to rent from in my experience. From viewing to moving in took just 7 days with zero deposit. It is expensive for the area given its also zone 4, but comparatively in the form of quality, ease and facilities it’s well worth the cost. The free event tickets and breakfasts/dinners on occasion make it worthwhile in a more sociable rental experience.” – Clayton, resident at Alto

Wembley developments to buy

Those looking to buy a Wembley property should take a look at Anthology’s Wembley Parade development on North End Road. This stylish collection of flats is less than a five-minute walk from the nearest station. Another great place to live and rent in Wembley.

“If developer Anthology London sought to debut an interesting new addition to the Wembley skyline, then it nailed the brief with Wembley Parade. Made up of five buildings, but dominated by a 12-storey cylinder tower, it’s a striking development, with a beautifully landscaped garden at its base.” – HomeViews Property Pro on Wembley Parade

Pinnacle Tower is another property deserving of a mention. This Hycgan development is made up of a variety of unit layouts, including studios, apartments and luxury penthouses – some of which are duplex. It’s also got a hotel and a string of stores onsite.

New flats in Wembley

Things to do

Sporting events and musical concerts are ten-a-penny at Wembley Stadium and The SSE Arena. Both have secured their place in history, hosting iconic concerts like Live Aid and celebrated sports events, including two Olympics competitions and the World Cup Final in 1966 (the old Wembley stadium, obviously!). Michael Jackson and Madonna are among the music legends to have performed here. Wembley even once welcomed the Head of the Catholic Church! Pope John Paul II delivered open-air mass at the stadium back in 1982, to an 80,000-strong crowd.

Putting these established venues to one side, there are some new contenders for your attention that have cropped up in recent years, too. Label lovers flock to the London Designer Outlet, which opened in Wembley Park in 2013. It offers a mix of high street and high-end stores with up to 70% off the usual prices. There’s also a nine-screen Cineworld here, and restaurant chain favourites such as Zizzi, Pizza Express and Wagamama. Retail therapy also comes in the form of smaller vendors at the Wembley Park Market. Their ethical and sustainably-sourced produce covers food, fashion, arts and crafts and much more.

Close by, BOXPARK Wembley follows hot on the heels of its Shoreditch and Croydon counterparts; a one-stop-shop for music, events and comedy nights. It’s also a street food Mecca. Vendors will serve up everything from spicy curries and pie ‘n’ mash miniatures to supersize pizza slices. Many of these vendors are local experts who know the area like the back of their hand, so don’t be afraid to ask for tips. Not far from the BOXPARK you’ve also got Swedish interiors sensation IKEA for all the meatballs and MDF you can take.

Transport in Wembley

Wembley Park, Wembley Central and Wembley Stadium are all Zone 4 stations. Wembley Park is on the Metropolitan and Jubilee lines, Wembley Central offers Overground and Bakerloo line services, and Wembley Stadium has National Rail services to Marylebone. Further out, there’s Wembley North and Preston Road, and the area has a reliable and frequent bus timetable for those who prefer to travel this way. In terms of road links, Wembley residents have easy access to the North Circular, the A41 and the M1.

You can find out more about living in the area by reading reviews from residents. Click on the developments below to find out more about residents’ experiences and also to discover the best places to live and rent in Wembley. Moreover, If there’s a property that you can’t see on HomeViews, you can add a new listing and leave your review here.

Reviews in Wembley

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Run

Review Date Jan 2022

The area seems like it would be great but if there are any events going on good luck getting anywhere, getting in for food, anything. Also if you’re working at home you will be able to hear everything inside of your flat. Even with the doors and windows shut. We live on one of the top floors and can hear everything. Especially at night when you’re trying to sleep. People often scream at the top of their lungs.

Please review your development:

The flat itself is lovely. Washing machines and dryers are faulty for a lot of people. The dish washer constantly has issues. They finally got a gym in our building- which we were lied to about upon moving in. We were told it was already built (in March) and it opened a month or two ago … Property management is horrid. Your parcels will go missing and no one will help you.

Please share one thing (or more) which you wish you had known before you moved in:

If they make you pay 6 months up front you have to pay ALL of the utilities, pet rent and parking for the six months up front as well! We were not told this until THE DAY of move in! Yet another lie we were told by the agent who showed us around. He assured us we’d be paying monthly deposits after the six months. Also that they wanted the next six months the same way. Which we were never told so that was horrible. We were told the wrong price for parking as well. Warning it’s £150 per month here.

How has the building management responded to any problems or issues you have raised:

Our washer/dryer broke the first month we were here. It took weeks to get it fixed so we were extremely frustrated.

3
Facilities
3
Design
2
Location
1
Value
1
Management
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It used to be great….

Verified Resident
Verified Resident
Review Date Dec 2021

Wembley Park is becoming a generally good place to live. The LDO provides a number of shops and there are some decent pubs in the area. There have been a number of issues linked to anti social behaviour (fighting, assaults etc) in general in the area but also in the building itself, however on balance we have had a positive time living in the area.

Please review your development:

We have been at the Ferrum since the building opened, looking for a flat to be closer to family in the Wembley area. While initially we had a range of issues linked to heating failures, water problems, incorrect furniture and appliances not working, after a 6 month period of teething issues, the development moved into a generally positive space. Unfortunately, the pandemic has had an incredibly negative impact on the way that the management company approach residents/issues. All but two of the concierge staff previously in the building have either moved on (or been moved on as some suggested) to new jobs, leaving the front of house team spread incredibly thin. What used to be a very responsive service has become very haphazard in its delivery, with issues collecting post, getting into flats if your door battery packs up and generally having any insight into the working of the building. These cuts have also effected the back office team, who used to provide an incredbily personal service but now seem to be changing every 2 or 3 months. It feels that the dream as sold “love where you rent” etc, has been replaced with try to make as much money as humanly possible from residents, while also watering down the service provided. The building itself is fantastic and our flat is wonderful, however the management company make committing to living in Ferrum in the long term (in our case) incredbily difficult.

Please share one thing (or more) which you wish you had known before you moved in:

The rate of delapidation in the building is incredbily high, there have been a number of issues relating to drug use and arrests in the building. The antisocial behaviour outside the building can go on quite late, with the external seating used by large groups to drink late into the evening. Good qualities, flats are nicely decorated and the gym is excellent.

How has the building management responded to any problems or issues you have raised:

Poorly in recent months, largely driven by the turnover of staff but mostly it seems that the drive now is to try to fill a largely empty building and increase rent to its highest possible amount, in order to respond to the impact of Covid. This is understandable if communicated appropriately, however that has been seriously lacking for an incredibly long time. We won’t be staying very much longer based on current circumstances.

4
Facilities
4
Design
3
Location
2
Value
1
Management
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Manager Response

Hi Matt,

Thank you so much for taking the time to share your review with us.

Naturally we are disappointed to read that you’re unhappy with the service – I would really like to discuss this and the issues raised around behaviours in and around Ferrum, in more detail.

Please can you contact me by emailing residents@quintainliving.com?

Thanks,

Daniel

Reflection after 2 months living on the 7th Floor of the South Side of Ferrum.

Verified Resident
Verified Resident
Review Date Dec 2021

I moved to Wembley Park purely for convenience as I will be working nearby for the 12 months of my tenancy. It is not the kind of area I ever imagined I would choose to live in as there is absolutely no nature, peace or open space. Other than being all concrete and steel the estate is generally extremely busy and noisy. As can only be expected on match days the whole area is absolutely mental and it is simply not worth leaving the flat. The area is also a bit soulless but it is very practical with a good transport links, a decent range of shops, places to eat etc (I’ve been to Bread Ahead & Box Park a few times) Within the limits of the Park it does feel very safe and very clean. It reminds me of a cross between MK and Canary Wharf. QL really should have put a park in Wembley Park but alas the only significant green space that exists is the pitch within the Stadium. Having a car is a good way of escaping to greener areas at the weekend.

Please review your development:

Like many others I was Instantly attracted by how cool the flats at Ferrum look. I’ll stick with the positives to begin with! Ferrum has great facilities. The Gym is superb; the Concierge staff are all very friendly; the internet/utility arrangement/post room/trash system/lifts/cycle storage/car park etc are all great and it’s wonderful that dogs/pets are allowed. The flat is also very very warm. I have yet to put my heating on and it’s been cold outside recently. I worry that Summer is going to be a sweat box with the Solar gain and lack of air con but let’s see…

I chose the South side of the building for the light and the view stretching over London. I also didn’t want to be on the North side where there is extensive construction work opposite. Unfortunately it also means you are on top of the train track and that means insane noise. The trains are all diesel so when they stop and start at the station it is a huge sustained rumbling cacophony as they crawl along. When they do not stop it is like a fighter jet flying through your room. It’s not constant one after the other but they are very frequent and it takes some getting use to. Ear plugs don’t cut it. You just have to learn to zone it out which after 2 months I seem to have done.

What I cannot zone out are the neighbours. Despite the flats looking like they are flanked on all sides by thick concrete there are clearly some gaps and flaws in the structure. I can hear the sound of someone urinating every day and night as clearly as if they were in my own bathroom with the door open. It’s very annoying and happens at all hours often waking me up. Upstairs have a strict routine for running around the flat which utterly confounds me because I imagine it’s the same 55m2 footprint as my flat. This actually shakes the concrete ceiling/air vents/ducts. Whilst I accept the notion that stomping upstairs tenants is a cliche for flat living I certainly expected better insulation from what looks like a robust building. The stud walls in the bed rooms and all the doors also physically shake when the neighbours open and close their doors…particularly the wardrobe doors which causes one of my bedroom walls to shake too which obviously wakes you up when they do that at 2am too.

When the trains are not running and the neighbours are not home it is very quiet and lovely but those moments are brief. I tend to have music playing at TV volumes during the day when working from home.

Most of the other tenants seem to be very respectful but there are some tenants in the building who don’t understand the trash system and keep dumping huge bags of rubbish next to the chutes often stinking out the room. There have been occasions when bin bags have split and they’ve just left food and crap all over the lift, corridors etc and the bulk waste room gets all sorts of food stuff thrown in there. Thankfully maintenance are on top of this and it gets cleared immediately if reported. People are also now posting photos on the group page and kicking off so hopefully it won’t carry on.

The other thing which I really didn’t imagine was real is the dust. I am a clean freak. I’d seen reviews from other tenants talking about dust but having viewed a few flats couldn’t understand what they meant. Perhaps they were leaving their doors open and building dust was coming in? When I moved in it was extremely clean and it’s such a minimalist space I thought it would be a doddle to keep spotless. In reality you have to dust every single day and even then when you turn your back it’s there again! It’s an incredibly fine dust……I imagine it’s concrete dust from the ceiling. The light shades get a thicker coating of it but it gets on everything. Probably not the best for anyone with breathing issues.

Ultimately I can tolerate the shortcomings of the flat because I am only here for another 10 months but I wouldn’t consider living here longer term, especially given the rent. If you work in the area and want to live somewhere that looks trendy then I don’t think you’ll find anywhere that looks as cool. I have friends in Television centre who are paying more but they don’t have the New York high ceiling loft vibe. That said they also don’t have insulation problems.

Please share one thing (or more) which you wish you had known before you moved in:

Noise! See above

How has the building management responded to any problems or issues you have raised:

Mentioned above. I raised an issue about smelly trash in the bulk storage room and it was cleaned up immediately.

5
Facilities
3
Design
3
Location
3
Value
4
Management
User submitted image of  Ferrum, Wembley Park, HA9
User submitted image of  Ferrum, Wembley Park, HA9
User submitted image of  Ferrum, Wembley Park, HA9
User submitted image of  Ferrum, Wembley Park, HA9
User submitted image of  Ferrum, Wembley Park, HA9
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Manager Response

Hi Saul,

Thanks so much for taking the time to leave a review.

We’re so sorry to hear that you’re unhappy with certain aspects of your apartment. We would really like to discuss further and resolve where we can. Please send us an email at residents@quintainliving.com.

Thank you for your feedback about Wembley Park – we’re glad to hear you’re enjoying the transport links, hospitality and retail in the area. There are plans to put the park back into Wembley Park with a new seven-acre park coming to the area. The first phase of these works (located near our Canada Gardens development) was completed last year with the park expected to fully open in 2024.

Thanks again,

Daniel

Convenient and spacious

Verified Resident
Verified Resident
Review Date Nov 2021

Location is great, short walk to the station and bus stops. Very convenient everywhere. There are student accommodations across the street, however no issues.

Please review your development:

Love the large balcony design and open plan. Children’s play area could be designed better as well as location wise. Like the outdoor ping pong table. Facilities are good, meets the needs. The gates to the front is a bit pointless when everyone can access the common area anyways. Building management on-site is excellent, very friendly and keeps the common place tidy and very responsive.

Please share one thing (or more) which you wish you had known before you moved in:

None

How has the building management responded to any problems or issues you have raised:

Building management is responsive. No issues have been raised.

3
Facilities
5
Design
5
Location
5
Value
5
Management
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Manager Response

Hi There,

Thank you for taking the time to leave us a review on your experience living at Anthology Wembley Parade.

We’re very pleased to hear that Wembley Parade suits your lifestyle and that your experience with our building management and onsite team has been nothing but positive. We agree, the open-plan design of our Wembley Parade homes, alongside the fantastic and spacious balconies, really opens up the space and fills our homes with an abundance of natural light.

Regards,
Danielle

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